209 Cross St · Ward, AR 72176

$84,900

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 136 Days on market

Built 2000

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newly Remodeled and Updated ready to move-in. New kitchen and appliances, Granit Countertops, Tankless water-heater. New mini-split in laundry room. New paint and Luxury Vinal Flooring throughout. New light fixtures. 3 or 4 bedroom. 10x16 shop. Chain link fenced in back yard. See the 360 Virtual Tour and Schedule your showing today.

Key facts

• Built 2000
• Listed 136 days

Property features AI

Finance

• Financial info: Annual taxes: $947.76

Exterior

• Parking: Carport
• Utilities: Municipal electric service (Entergy)
• Home design: Frame exterior; 1,656 square feet (per tax records)
• Construction: Crawl space foundation; Composition roof; Frame construction
• Exterior features: Front porch; Paved road access; Level lot; Inside city limits

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central cooling
• Interior features: Tile floors; Sheetrock walls and ceilings; Office/Study; Other room (see remarks); Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 4.9% in Ward — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#66 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F.
• Cabot School District (suburban): math 48% / reading 43% proficiency, ranked #29 of 238 in AR (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 147 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($587 loan paydown + $5k appreciation (5.3% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $48k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.74% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.69%
• DSCR: 2.37
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $221,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Shamsie Dr	0.52mi	3/2.0	1,468 (-1%)	2mo	$205,000	$140	72
261 Markham St	0.45mi	3/2.0	1,511 (+2%)	8mo	$249,500	$165	69
25 Shamsie Dr	0.55mi	3/2.0	1,442 (-3%)	6mo	$162,000	$112	64
301 Markham St	0.46mi	3/2.0	1,417 (-5%)	8mo	$236,750	$167	64
40 Spears Dr	0.72mi	3/2.0	1,405 (-6%)	1mo	$199,900	$142	57
35 Wilson Loop	0.70mi	4/2.0 (+1)	1,426 (-4%)	2mo	$223,000	$156	53
15 Shamsie Dr	0.49mi	3/2.0	1,352 (-9%)	10mo	$190,000	$141	53
105 Wilson Loop Rd	0.73mi	3/2.0	1,377 (-8%)	1mo	$215,000	$156	53
15 Kasidyann Ct	0.75mi	3/2.0	1,441 (-3%)	9mo	$220,000	$153	52
251 Markham St	0.36mi	4/2.0 (+1)	1,710 (+15%)	3mo	$255,000	$149	51
14 Farrah St	0.46mi	4/2.0 (+1)	1,677 (+13%)	8mo	$210,000	$125	46
28 Kasi Dyann Ct	0.72mi	4/2.0 (+1)	1,534 (+3%)	15mo	$227,900	$149	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.4%
• Equity multiple: 3.53×
• Total profit: $60,028
• Equity at exit: $49,951

10-year hold

• IRR: 38.1%
• Equity multiple: 7.19×
• Total profit: $147,238
• Equity at exit: $87,768

Cash invested: $23,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72176

• Home prices YoY: 2.6%
• Active inventory: 147
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$445
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $608

Break-even live

Break-even rent $708

Max offer price $84,900

Occupancy floor 54%

Sensitivity live

Price	-10% $656	-5% $632	+0% $608	+5% $584	+10% $560
Rent	-10% $491	-5% $550	+0% $608	+5% $666	+10% $725
Rate	-1.0pp $651	-0.5pp $630	base $608	+0.5pp $586	+1.0pp $564

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Scott St Ward, AR	3.0	2.0	1195	$1,195	$1.00	19d	1	0.32mi
14 Stephens St Ward, AR	3.0	2.0	1128	$1,395	$1.24	44d	1	0.65mi
39 Bud Grimes Rd Ward, AR	3.0	2.0	1308	$1,550	$1.19	19d	1	0.67mi
561 Brewer St Ward, AR	3.0	2.0	1050	$1,450	$1.38	45d	1	0.74mi
21 Kasidyann Ct Ward, AR	4.0	2.0	1415	$1,795	$1.27	24d	1	0.75mi
33 Langford St Ward, AR	3.0	2.0	1175	$1,300	$1.11	24d	1	0.82mi
21 Weatherwood Ward, AR	3.0	2.0	1156	$1,300	$1.12	24d	1	1.24mi
29 Green Apple Ward, AR	3.0	2.0	1200	$1,450	$1.21	19d	1	1.31mi
23 Green Apple Ward, AR	3.0	2.0	1212	$1,450	$1.20	24d	1	1.33mi

Listing history 50 events

1. 2026-06-18
   days on market $84,900 Active 136 DOM
2. 2026-06-17
   days on market $84,900 Active 135 DOM
3. 2026-06-16
   days on market $84,900 Active 134 DOM
4. 2026-06-15
   days on market $84,900 Active 133 DOM
5. 2026-06-14
   days on market $84,900 Active 131 DOM
6. 2026-06-10
   statusdays on market $84,900 Active 128 DOM
7. 2026-06-09
   days on market $84,900 Price Change 127 DOM
8. 2026-06-08
   days on market $84,900 Price Change 126 DOM
9. 2026-06-07
   days on market $84,900 Price Change 125 DOM
10. 2026-06-05
    pricestatusdays on market $84,900 Price Change 122 DOM
11. 2026-06-03
    days on market $99,500 Active 121 DOM
12. 2026-06-02
    days on market $99,500 Active 120 DOM
13. 2026-06-01
    days on market $99,500 Active 119 DOM
14. 2026-05-31
    days on market $99,500 Active 118 DOM
15. 2026-05-31
    days on market $99,500 Active 117 DOM
16. 2026-05-13
    price $99,500
17. 2026-04-08
    price $109,500
18. 2026-03-07
    price $124,500
19. 2026-02-02
    listed $132,500 New Listing
20. 2022-05-14
    status Under Contract 334-char remark

    Show marketing remark (334 chars)

    Newly Remodeled and Updated ready to move-in. New kitchen and appliances, Granit Countertops, Tankless water-heater. New mini-split in laundry room. New paint and Luxury Vinal Flooring throughout. New light fixtures. 3 or 4 bedroom. 10x16 shop. Chain link fenced in back yard. See the 360 Virtual Tour and Schedule your showing today.

21. 2022-05-13
    soldstatus $180,000 Sold 334-char remark

    Show marketing remark (334 chars)

    Newly Remodeled and Updated ready to move-in. New kitchen and appliances, Granit Countertops, Tankless water-heater. New mini-split in laundry room. New paint and Luxury Vinal Flooring throughout. New light fixtures. 3 or 4 bedroom. 10x16 shop. Chain link fenced in back yard. See the 360 Virtual Tour and Schedule your showing today.

22. 2022-04-09
    historical Take Backups 334-char remark

    Show marketing remark (334 chars)

    Newly Remodeled and Updated ready to move-in. New kitchen and appliances, Granit Countertops, Tankless water-heater. New mini-split in laundry room. New paint and Luxury Vinal Flooring throughout. New light fixtures. 3 or 4 bedroom. 10x16 shop. Chain link fenced in back yard. See the 360 Virtual Tour and Schedule your showing today.

23. 2022-04-07
    listed $164,900 New Listing 334-char remark

    Show marketing remark (334 chars)

    Newly Remodeled and Updated ready to move-in. New kitchen and appliances, Granit Countertops, Tankless water-heater. New mini-split in laundry room. New paint and Luxury Vinal Flooring throughout. New light fixtures. 3 or 4 bedroom. 10x16 shop. Chain link fenced in back yard. See the 360 Virtual Tour and Schedule your showing today.

24. 2022-03-18
    historical
25. 2022-03-05
    historical Take Backups
26. 2022-03-01
    price $164,900
27. 2022-02-10
    price $169,900
28. 2022-02-02
    price $179,900
29. 2022-01-21
    listed $189,900 New Listing
30. 2021-08-16
    soldstatus $42,000 Sold
31. 2021-08-15
    soldstatus $42,000
32. 2021-07-26
    status Under Contract
33. 2021-07-23
    historical
34. 2021-07-14
    price $42,000
35. 2021-07-12
    status Back on Market
36. 2021-04-15
    historical
37. 2021-04-10
    price $47,000
38. 2021-03-24
    price $57,000
39. 2021-03-09
    price $62,000
40. 2021-02-09
    price $67,000
41. 2021-01-07
    price $77,000
42. 2020-12-09
    price $87,000
43. 2020-11-06
    listed $97,000 New Listing
44. 2020-11-05
    listed $47,000
45. 2010-08-02
    soldstatus $96,000
46. 2010-07-23
    soldstatus $96,000
47. 2010-06-17
    historical
48. 2010-05-04
    listed $98,000
49. 2008-04-02
    soldstatus $84,000
50. 2001-10-10
    soldstatus $60,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $948 · $79/mo
• Projected year-2 tax: $948 · $79/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,736
• − Mortgage interest: −$4,756
• − Property taxes: −$948
• − Insurance: −$424
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$2,470
• Taxable income: $6,300
• Est. tax owed @ 24.0%: −$1,512
• After-tax cash flow: $5,784/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cabot School District
• NCES district ID: 0503750
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $55,993
• Composite: 39.66/100
• National rank: #3912
• State rank: #29 of 238 in AR

Livability — Ward

• Score: 69/100
• State rank: #66
• US rank: #8464

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B Housing A+ Health & safety C+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ward, AR
• County: Lonoke County · 46,130 people
• City population: 8,678
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 8,678
• Household income: $68,840
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 90.0

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Russian 2% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.35%
• Current HPI: 208.9387
• Rent YoY: —
• Metro: Little Rock-North Little Rock-Conway, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+65.8% since first listed

35 events — show timeline

• 2026-05-13 Price Changed $99,500 CARMLS
• 2026-04-08 Price Changed $109,500 CARMLS
• 2026-03-07 Price Changed $124,500 CARMLS
• 2026-02-02 Listed $132,500 CARMLS
• 2022-05-14 Pending — CARMLS
• 2022-05-13 Sold (MLS) $180,000 CARMLS
• 2022-04-09 Contingent — CARMLS
• 2022-04-07 Listed $164,900 CARMLS
• 2022-03-18 Listing Removed — CARMLS
• 2022-03-05 Contingent — CARMLS
• 2022-03-01 Price Changed $164,900 CARMLS
• 2022-02-10 Price Changed $169,900 CARMLS
• 2022-02-02 Price Changed $179,900 CARMLS
• 2022-01-21 Listed $189,900 CARMLS
• 2021-08-16 Sold (MLS) $42,000 CARMLS
• 2021-08-15 Sold (MLS) $42,000 CARMLS
• 2021-07-26 Pending — CARMLS
• 2021-07-23 Listing Removed — CARMLS
• 2021-07-14 Price Changed $42,000 CARMLS
• 2021-07-12 Relisted — CARMLS
• 2021-04-15 Listing Removed — CARMLS
• 2021-04-10 Price Changed $47,000 CARMLS
• 2021-03-24 Price Changed $57,000 CARMLS
• 2021-03-09 Price Changed $62,000 CARMLS
• 2021-02-09 Price Changed $67,000 CARMLS
• 2021-01-07 Price Changed $77,000 CARMLS
• 2020-12-09 Price Changed $87,000 CARMLS
• 2020-11-06 Listed $97,000 CARMLS
• 2020-11-05 Listed $47,000 CARMLS
• 2010-08-02 Sold (Public Records) $96,000 Public Records
• 2010-07-23 Sold (MLS) $96,000 CARMLS
• 2010-06-17 Listing Removed — CARMLS
• 2010-05-04 Listed $98,000 CARMLS
• 2008-04-02 Sold (Public Records) $84,000 Public Records
• 2001-10-10 Sold (Public Records) $60,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $948 · +0.0% YoY. Source: county tax records.